A.
The
Arboreta specific plan document is intended to provide for the orderly
and efficient development of the specific plan area in accordance
with the provisions of the city of Glendora general plan. It contains
development standards and design guidelines which apply only to property
within the specific plan area that are intended to implement the goals,
objectives and policies of the city's general plan. In developing
the Arboreta specific plan, the land development concept has been
designed with the following goals in mind:
1.
To
implement applicable general plan policies by presenting more detailed
direction for future development.
2.
To
transform the existing manufacturing/research and development uses
into an aesthetic living environment, more compatible with the surrounding
residential character and adjacent schools.
3.
To
provide for single-family detached and attached housing opportunities
responsive to local and regional needs, while enhancing local property
values and residential character.
4.
To
establish zoning standards and implementation mechanisms applicable
solely to the Arboreta project.
5.
To
provide a desirable residential community that offers a mix of housing
types, open space amenities, including a linear public park, private
neighborhood pool, tot lot and oak preservation, as well as privately
maintained streets and landscaping.
6.
To
establish a compatible interface with adjacent land uses.
B.
Implementation
of the Arboreta specific plan provides the parameters to establish
a cohesive infill development. This will be achieved by coordinating
the land use, intensity, scale and aesthetic characteristics of development
with the goals and policies of the general plan.
(Ord. 1835 § 2 Exh. A,
2006)
The specific plan process allows for modification of city standards,
if superior design quality is achieved, benefiting the local community
and city. The Arboreta project offers the following public benefits:
1.
Linear
public park site;
2.
Preservation
of existing oak trees;
3.
Private
maintenance of streets and interior open spaces;
4.
Additional
housing opportunities;
5.
High
quality architectural design and product mix, enhancing surrounding
property values;
6.
Creation
of a compatible residential land use, buffering railroad noise impacts
from existing residences and schools;
7.
Additional
property tax revenue to the city.
(Ord. 1835 § 2 Exh. A,
2006)
A.
The Arboreta specific plan is prepared and established under the authority granted to the city of Glendora in accordance with the requirements of the California Government Code, Title 7, Division 1, Chapter 3, Article 8, Sections 65450 and 65457. The California Government Code authorizes cities to adopt specific plans by resolution or by ordinance. A public hearing is required, after which the specific plan must be adopted by the Glendora city council for final approval.
B.
The
Arboreta specific plan is the regulatory document which will serve
as the zoning regulations for the property. Some elements of the development
program will also be enforced through conditions, covenants and restrictions
(CC&Rs) established in conjunction with the subdivision map for
the property. If there is a conflict found between this specific plan
and the city's Municipal Codes, the contents of this specific plan
shall prevail.
(Ord. 1835 § 2 Exh. A,
2006)
A.
Environmental
documentation (EIR) was prepared for the Arboreta site. Many land
use alternatives were evaluated for their environmental impacts, consistent
with the California Environmental Quality Act. Mitigation has been
adopted which will reduce identified impacts to a level of "less than
significant."
B.
Additionally,
a general plan amendment (GPA04-01), zone amendment (ZA04-03), zone
change (ZC04-02), subdivision (SUP04-02), development plan review
(DPR04-24), development plan review(DPR04-31) and miscellaneous (M05-71)
are processed for a development agreement.
(Ord. 1835 § 2 Exh. A,
2006)
A.
The
project site is located within the city of Glendora in Los Angeles
County, in Southern California, as shown in Exhibit 1, Regional Location
Map, and Exhibit 2, Local Vicinity Map. The city of Glendora is generally
located twenty-one miles northeast of downtown Los Angeles, and is
bounded by the cities of Azusa to the west, Covina to the south, and
San Dimas to the east, as well as unincorporated portions of Los Angeles
County.
|
Exhibit 1 REGIONAL LOCATION MAP
 |
|
Exhibit 2 LOCAL VICINITY MAP
 |
B.
The
27.6-acre specific plan site lies within the southwest portion of
Glendora. The site is bordered on the south by the MTA Railroad right-of-way,
single-family detached residential, and the Rain Bird manufacturing
facility; on the west by North Barranca Avenue, Monrovia Nurseries
operations and single-family detached residential; on the north by
single-family detached residential, La Fetra Elementary School and
Sandburg Middle School and on the east by North Grand Avenue, single-family
detached residential, and commercial uses, as shown on Exhibit 4,
Existing/Surrounding Land Use. Access to the site from the surrounding
region is provided by the 210 Freeway via Grand Avenue.
(Ord. 1835 § 2 Exh. A,
2006)
The Arboreta community concept would transform the current manufacturing/research
and development uses on the site into a gated residential community
with approximately one hundred forty homes on 27.6 acres. Primary
access will be provided from Grand Avenue. Planned residential uses
account for the majority of the community, approximately 21.6 acres
of the total 27.6 gross acre site with the balance being improved
as a linear public park along the entire southern boundary and MTA
right-of-way. Approximately sixteen existing oak trees in the central
portion of the site will be preserved in a 1.4-acre passive open space
area. The product mix includes fifty-three single-family detached
homes, on average four thousand six hundred square-feet lots and floor
plans ranging from two thousand two hundred ninety-eight square feet
to two thousand five hundred forty-eight square feet in size. Twenty-six
of the fifty-three single-family detached homes (forty-nine percent)
are single story homes. In addition, the product mix also includes
eighty-seven attached homes included in twenty-nine townhome buildings.
Small, interior residential neighborhoods will be accessed from an
east/west local "theme" street, providing direct access to detached
homes and private drives for the triplex townhomes. The appearance
of the townhomes will be that of a large single-family estate home
and provide enhanced elevations as viewed from off-site.
The townhome units include floor plans ranging from one thousand
three hundred thirty-five square-feet to one thousand nine hundred
twenty square-feet in size. The gross density of the specific plan
is 5.1 du/ac, including the linear public park.
As previously mentioned, a 4.6-acre linear park is planned along
the southern boundary of the site. The park land would help serve
as a connecting link from Foothill and Grand to Barranca and the Monrovia
Nursery properties. Included in the linear park will be a twelve-foot
multipurpose trail and associated exercise stations. All park design
and improvements would be installed by the developer and maintained
by the Arboreta HOA.
(Ord. 1835 § 2 Exh. A,
2006)
Community outreach provides residents and interested parties
an opportunity to review and comment on the project, work collaboratively
with the developer and provide input on solutions/mitigations of perceived
and identified impacts. This outreach is an important component of
the Arboreta specific plan.
Community ascertainment, a series of third-party interviews
with key community stakeholders, was conducted to gain a preliminary
idea of the neighborhood issues and concerns. Interviews were conducted
with adjoining residents, residents in leadership roles from La Fetra
Elementary School and Sandburg Middle School, as well as the schools'
principals and school district officials, given the proximity of the
schools to the project. Additional meetings were held during the public
review process including the scoping session for the environmental
impact report, as well as outreach meetings with various neighborhoods
to provide information on the plan and solicit further input prior
to the public hearing process.
(Ord. 1835 § 2 Exh. A,
2006)
The Arboreta specific plan defines a vision and establishes
guidelines for the development of the site. The basic approach for
preparing this specific plan has been to recognize the interrelationship
between land use, design, regulation and sound economic, market and
financial considerations. It should be noted that all statistics (acreage,
densities, etc.) have been rounded to the tenth.
The specific plan is arranged into seven articles as follows:
Article I Executive Summary. This chapter includes a discussion
on the intent and purpose of the specific plan, the authority and
scope, a description of the site location, the project objectives,
and an overview of the project.
Article II Planning Context. This chapter provides a summary
of the existing conditions affecting the specific plan area, including
existing city land use designations, existing and surrounding land
use discussion and a summary of the existing infrastructure within
the project area.
Article III Specific Plan Elements .Forming the core of the
specific plan document, this article presents the land use plan for
the project, including proposed land use designations, and discusses
the proposed circulation, grading and infrastructure of the land use
plan.
Article IV Development Standards. This article specifies the
permitted and conditionally permitted uses in the proposed land use
designation, and specifies standards for development, such as lot
coverage, building height, setbacks, etc.
Article V Design Guidelines. Article V details a creative, yet
flexible set of guidelines and design criteria for site planning,
architecture and landscaping. These provide direction for streetscape
improvements, project identification, hardscape elements and architectural
guidelines.
Article VI Implementation. This article contains provisions
for the financing and maintenance of improvements, a process for implementation
of this specific plan and procedures for amending the specific plan.
(Ord. 1835 § 2 Exh. A,
2006)
